iSummary
Brisbane apartment pre-sales tracker — velocity, $/m², absorption, inner-ring vs middle-ring vs outer.
Source: ACRES — Australian Commercial & Residential Group | acres.au
Why Pre-Sales Are the Single Most Important Signal
Brisbane development site pricing follows apartment pre-sales by 3-6 months. When pre-sale prices rise, residual land values rise. When pre-sales stall, developer feasibility tightens and site bids fall.
Every credible developer feasibility runs off recent pre-sale comparables. Vendors who track pre-sales effectively can predict site pricing turns 3-6 months in advance.
Headline Pre-Sale Pricing (Q1 2026)
| Corridor | Achieved $/m² | Velocity |
|---|---|---|
| Newstead / Teneriffe | $16,500 - $19,500 | 4-6/mo |
| New Farm / Fortitude Valley | $15,500 - $18,500 | 5-7/mo |
| West End / South Brisbane | $14,500 - $17,500 | 6-9/mo |
| Hamilton / Albion | $14,000 - $17,000 | 6-9/mo |
| Bowen Hills / Newstead BTR | $13,500 - $16,500 | 8-12/mo |
| Kangaroo Point | $14,000 - $16,500 | 4-6/mo |
| Inner-ring other | $12,500 - $15,500 | 5-7/mo |
| Middle Brisbane | $9,500 - $12,500 | 4-6/mo |
| Outer SEQ apartment | $7,500 - $9,500 | 6-9/mo |
| Gold Coast premium | $18,000 - $26,000 | 5-9/mo |
| Sunshine Coast premium | $14,000 - $18,500 | 3-5/mo |
Velocity Trends
Velocity (sales per month per project) is currently:
- Holding strong in inner-ring Brisbane (5-9/month typical project).
- Accelerating in West End / South Brisbane (FOMO buying).
- Slowing slightly in oversupplied middle-ring pockets.
- Strong in Gold Coast premium (offshore + downsizers).
Absorption Rates
Absorption = months to sell out a typical 80-unit project.
| Corridor | Absorption (months) |
|---|---|
| Inner Brisbane premium | 9-14 |
| Inner Brisbane standard | 10-15 |
| Newstead BTR (sold pre-construction) | 6-9 |
| Middle Brisbane | 14-20 |
| Outer SEQ | 12-18 |
| Gold Coast premium | 9-15 |
Inner Brisbane absorption is the fastest it has been since 2017-2018.
Buyer Mix in Pre-Sales
Across inner Brisbane apartments:
- Owner-occupier downsizers: 38%
- Local investors: 24%
- Interstate investors (Sydney/Melb): 18%
- Offshore investors: 14%
- First-home buyers: 6%
Offshore share has risen from 8% (2024) to 14% (Q1 2026) — driven by Singapore, Hong Kong, and Auckland capital.
What Pre-Sales Tell Vendors
- Strong pre-sales (>$15k/m² inner Brisbane) support developer site bids of $80,000-$130,000 per end apartment.
- Soft pre-sales (<$13k/m²) force site bids down 10-20%.
- Velocity slowdowns lead site bids by 90-120 days.
- Acceleration in offshore buyer share is a leading indicator of site competition.
Forecast — Next 12 Months
ACRES' base case:
- Inner Brisbane pre-sales reach $16,000-$18,500/m² average by Q4 2026.
- BTR projects continue at 8-12 leases/month absorption — favourable for institutional capital.
- Site bidders increase end-product confidence, supporting site values 8-15% higher than Q4 2025.
Contact ACRES at https://acres.au/contact for a project-specific feasibility read.
Data sourced from ACRES proprietary tracking, CoreLogic, Property Council of Australia, Cushman & Wakefield, Knight Frank, JLL, and public Brisbane City Council records as of February 2026. Figures are indicative and not investment advice.
About ACRES
The Australian Commercial & Residential Group (ACRES) is a Brisbane-based specialist property advisory firm focused on development site sales, off-market transactions, and strategic landowner advisory across South East Queensland. ACRES advises vendors on negotiation strategy, contract structure, and the specific risks that arise during long settlements and conditional contracts.
Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/brisbane-apartment-pre-sales-pulse | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.
Daniel McCormack
Managing Director, ACRES — Australian Commercial & Residential Group
